Downtown Flex Space with
For Sale
$450,000
114 S Commercial Circle, Warner Robins, GA 31088
COMMERCIAL - Warner Robins, GA
Property Size4,440 SF
Lot Size0.00 Acres
Price / SF$101.35
Days on Market94
Property Features for 114 S Commercial Circle
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C3
Subdivision
Watson Blvd. South to 96
Standard status
Active
Size
4,440 SF
Lot size
0.00 Acres
Utilities
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Listing Agency:
REAL BROKER LLC
(855) 450-0442
Listed By:
Angelica Moyer · License #403869
(478) 442-4648
Added: May 19
Changed: Aug 17
Last Checked: Aug 20 at 3:06PM
MLS# 263105
Copyright © 2026 Central Georgia MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 4,440-square-foot commercial building provides a flexible two-level configuration in downtown Warner Robins. The upper floor contains five private office spaces and a shared restroom, while the main level is arranged as a broad open area with a kitchen. The interior layout supports a range of commercial configurations, including office, showroom, retail, event, club, studio, and coworking concepts, subject to applicable requirements.
The property is located at 114 S Commercial Circle in Warner Robins, with C3 zoning and proximity to Robins Air Force Base. Central air, electric cooling, and central and electric heating serve the building. The open floor plan and separate upper-level offices provide distinct areas for administrative, customer-facing, and collaborative functions without prescribing a single operating format.
The property is located at 114 S Commercial Circle in Warner Robins, with C3 zoning and proximity to Robins Air Force Base. Central air, electric cooling, and central and electric heating serve the building. The open floor plan and separate upper-level offices provide distinct areas for administrative, customer-facing, and collaborative functions without prescribing a single operating format.
Key Highlights
- 4,440 square feet across a two‑level commercial building
- Five private upstairs offices with a shared restroom
- Main level features a large open area and kitchen
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$34,410
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.65%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$688,200
$688.2K
Cap Rate 7%
$491,571
$491.6K
Cap Rate 9%
$382,333
$382.3K
Market Conditions
NOI Build-Up for 4,440 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$57.5K $12.96/SF
− Vacancy
−$4.6K −$1.04/SF
EGI
$52.9K $11.92/SF
− OpEx
−$18.5K −$4.17/SF
NOI
$34.4K $7.75/SF
Area
Houston County, GA
Vacancy
8.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
35.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$688,200
Cap Rate 7%
$491,571
Cap Rate 9%
$382,333
Alternative Uses
Best Use
Office B
$664.7K
$581.6K – $775.5K
NOI $46,529 @ 7.0% cap · market cap 10.34%
Second Best
Flex RnD
$491.6K
$430.1K – $573.5K
NOI $34,410 @ 7.0% cap · market cap 7.65%
Theoretical Best
Office A
$958.3K
$838.5K – $1.12M
NOI $67,082 @ 7.0% cap · market cap 14.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
488
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 31088, GA
57,034
Population
24,167
Households
2.4
Avg Household Size
36
Median Age
36%
College-Educated
94%
High-School Grad
29.4 sq mi
ZIP Area
1,940
Density / Sq Mi
$81,507
Median Household Income
$44,764
Median Earnings
$1,224
Median Rent
$189,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- McCall's Sandwiches - Tastes to Remember — 1001 Watson Blvd, Warner Robins, GA 31093
- Bertha's Kitchen — 112 Rose St, Warner Robins, GA 31093
- Signature Taste Cuisine — 113 Stratford Dr, Warner Robins, GA 31088
Frequently Asked Questions
What type of property is this?
Flex space - Two-level commercial layout includes private offices, an open main floor, and a kitchen.
Where is this flex space located?
The property is located at 114 S Commercial Circle Warner Robins, GA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 4,440 square feet across a two‑level commercial building; Five private upstairs offices with a shared restroom; Main level features a large open area and kitchen
